Agenda - Public Planning - 20250916Town of Aurora
Council Public Planning
Meeting Revised Agenda
Date:Tuesday, September 16, 2025
Time:7 p.m.
Location:Council Chambers, Aurora Town Hall
Meetings are available to the public in person and via live stream on the Town’s YouTube channel.
To participate, please visit aurora.ca/participation.
Pages
1.Call to Order
Note: Added items are marked with an asterisk (*).
2.Land Acknowledgement
3.Approval of the Agenda
4.Declarations of Pecuniary Interest and General Nature Thereof
5.Planning Applications
The Mayor will introduce the procedure that will be followed during the meeting.
5.1 PDS25-090 - Application for Official Plan Amendment and Zoning By-law
Amendment, Aurora-Leslie Developments Ltd., 25 and 55 Addison Hall
Circle, Blocks 29 and 30, Plan 65M-4650, File Number: OPA-2025-06;
ZBA-2025-06
1
That Report No. PDS25-090 be received; and1.
That comments presented at the statutory Public Planning
meeting be addressed by Planning and Development Services in
a report to a future Committee of the Whole meeting.
2.
*5.1.1 Staff Presentation 21
*5.1.2 Applicant Presentation 33
6.Confirming By-law
6.1 By-law Number XXXX-25 - Being a By-law to confirm actions by Council 51
resulting from a Council Public Planning meeting on September 16, 2025
7.Adjournment
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Public Planning Report
No. PDS 2 5 -090
Subject: Application for Official Plan Amendment and Zoning By-law
Amendment
Aurora-Leslie Developments Ltd.
25 & 55 Addison Hall Circle
Blocks 29 & 30, Plan 65M-4650
File Number: OPA-2025-06; ZBA-2025-06
Prepared by: Antonio Greco, Senior Planner
Department: Planning and Development Services
Date: September 16, 2025
Recommendation
1. That Report No. PDS25-090 be received; and
2. That comments presented at the statutory Public Planning meeting be addressed by
Planning and Development Services in a report to a future Committee of the Whole
meeting.
Executive Summary
The purpose of this report is to provide Council and members of the public with
background information on the proposed Official Plan Amendment (OPA) and Zoning
By-law Amendment (ZBA) applications on 25 & 55 Addison Hall Circle. The following is
a summary of the development proposal:
The proposed OPA seeks to redesignate the subject lands from “Business Park”
to “Medium-High Urban Residential” and implement a Site-Specific Policy Area
(XX).
The proposed ZBA seeks to rezone the subject lands from “Business Park (BP)
Exception Zone (443),” “Business Park (BP) Exception Zone (445),” and “Business
Park (BP)” to “Townhouse Dwelling Residential (R8) Exception Zone (XXX).”
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September 16, 2025 2 of 11 Report No. PDS25-090
The conceptual Site Plan demonstrates a residential development consisting of
183 dwelling units, primarily in the form of 3-storey townhouses.
A preliminary review of the proposed application has been undertaken by Town
departments and public agencies, with those comments and any additional
comments from the Public Planning Meeting to be addressed prior to a
recommendation report being brought forward to Council.
Background
Application History
A pre-consultation meeting was held with the applicant in April 2025. The subject
applications were then received and deemed complete by the Town in July 2025.
Location / Land Use
The subject lands consist of two parcels, 25 and 55 Addison Hall Circle, identified as
Blocks 29 and 30 within registered Plan of Subdivision 65M-4650 (see Figure 1 –
Location Map & Figure 8 – Plan 65M-4650). Both blocks are generally situated at the
southeast corner of Leslie Street and Addison Hall Circle.
Block 29 (25 Addison Hall Circle) has an area of approximately 2.73 hectares (6.74
acres). Block 30 (55 Addison Hall Circle) has a lot area of approximately 1.70 hectares
(4.20 acres). Together, the subject lands total approximately 4.43 hectares (10.92
acres).
Surrounding Land Uses
The surrounding land uses are as follows:
North: Vacant/undeveloped business park blocks (45 & 85 Monarch Park Gate), and a
commercial/industrial building to the northeast (455 Addison Hall Circle).
South: Environmentally protected lands, and the Town of Aurora water tower to the
southeast.
East: Vacant/undeveloped block (75 Addison Hall Circle) which is currently subject to a
Site Plan Application (SP-2025-04) for a multi-tenant industrial building.
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September 16, 2025 3 of 11 Report No. PDS25-090
West: Leslie Street and a residential community, located on the west side of Leslie
Street, with a mix of uses including a condominium apartment, and other low density
residential uses.
Policy Context
Provincial Policies
All Planning Act development applications are subject to provincial policies. The
Provincial Policy Statement (PPS) provides policy direction on matters of provincial
interest. These policies support the development of strong communities through the
promotion of efficient land use and development patterns and encourage the creation
of diverse housing opportunities that capitalize on proximity to goods, services, and
transit. Furthermore, Section 2.8.2(5) states that planning authorities may remove lands
from Employment areas only if the following criteria can be demonstrated:
a) there is an identified need for the removal and the land is not required for
employment area uses over the long term;
b) the proposed uses would not negatively impact the overall viability of the
employment area by:
i. avoiding, or where avoidance is not possible, minimizing and mitigating
potential impacts to existing or planned employment area uses in
accordance with policy 3.5;
ii. maintaining access to major goods movement facilities and corridors;
c) existing or planned infrastructure and public service facilities are available to
accommodate the proposed uses; and
d) the municipality has sufficient employment lands to accommodate projected
employment growth to the horizon of the approved official plan.
Although the PPS does not define the term “job” but it provides a framework under the
term “Employment area”. Employment Area means those areas designated in an official
plan for clusters of business and economic activities including manufacturing, research
and development in connection with manufacturing, warehousing, goods movement,
associated retail and office, and ancillary facilities. Uses that are excluded from
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September 16, 2025 4 of 11 Report No. PDS25-090
Employment areas are institutional and commercial, including retail and office not
associated with the primary employment use listed above.
The Lake Simcoe Protection Plan (LSPP) is a provincial document that provides policies
which addresses aquatic life, water quality, water quantity, shorelines and natural
heritage, other threats and activities (including invasive species, climate change and
recreational activities) and overall implementation. The subject lands are partially within
the Regulated Area by the Lake Simcoe Region Conservation Authority (LSRCA).
Town of Aurora Official Plan 2024
As shown in Figure 2, the subject lands are designated “Business Park” under Schedule
B – Land Use Plan of the Town of Aurora Official Plan. These lands are also identified
as “Business Park 1” within the Aurora 2C Secondary Plan (OPA 73). The 2C Secondary
Plan requires that all development and redevelopment within the Business Park 1
designation comply with the Business Park policies outlined in Section 11.5 of the
Official Plan. The intent of section 11.5 is to ensure employment lands are protected to
accommodate projected employment growth. Over the next 30 years, the Town of
Aurora is projected to experience substantial population and employment growth. By
2051, the population is expected to reach 85,800, while the number of jobs is
anticipated to increase to 41,600. Considering the Town’s current employment base of
29,600 in 2021, this represents a need to accommodate approximately 12,000
additional jobs by 2051.
Section 11.3.1 f) of the Town’s Official Plan requires that development within
Employment Areas be planned to achieve a minimum density of 55 jobs per hectare
within the developable area. Figure 9 identifies the Employment Areas in the Town
where this minimum density target applies. Consideration for other land use
permissions must not affect the Town’s ability to achieve this employment density
target across the designated Employment Area identified in Figure 9.
Zoning By-law 6000-17, as amended
As shown on Figure 3, the subject lands are currently zoned “Business Park (BP)
Exception Zone (443),” “Business Park (BP) Exception Zone (445),” and “Business Park
(BP),” within the Town’s Zoning By-law 6000-17, as amended.
The “Business Park (BP) Exception Zone (445)” and “Business Park (BP)” zones apply to
25 Addison Hall Circle, while the “Business Park (BP) Exception Zone (443)” and
“Business Park (BP)” zones apply to 55 Addison Hall Circle. These site-specific zoning
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September 16, 2025 5 of 11 Report No. PDS25-090
permissions were approved in June 2023 through ZBA-2022-03, which established the
comprehensive zoning framework for the entire Addison Hall Business Park.
The intent of the BP zone is to support a wide range of high-quality employment uses,
which was developed through the overall creation of the Addison Hall Business Park.
The Exception Zones provide for further site-specific development.
Exception Zone (443): Permits all Principal and Accessory uses allowed in the E-BP
Parent Zone, with additional permissions for medical offices/clinics. It also establishes
specific building, siting, and landscaping requirements.
Exception Zone (445): Permits all Principal and Accessory uses of the E-BP Parent Zone,
with additional permissions for motor vehicle repair garages, medical offices/clinics,
religious institutions, restaurants, and commercial or private schools. This Zone also
includes tailored building, siting, and landscaping requirements.
Reports and Studies
The Owner submitted the following documents as part of a complete application to the
proposed Official Plan and Zoning By-law Amendment applications:
Report Name Report Author
Planning Justification Report Macaulay Shiomi Howson Ltd.
Conceptual Site Plan 4 Architecture Inc.
Concept Townhouse Renderings Macaulay Shiomi Howson Ltd.
Deposited M-Plan 65M-4650 Schaeffer Dzaldov Bennett Ltd.
Draft Official Plan Amendment (OPA) Macaulay Shiomi Howson Ltd.
Draft Zoning By-law Amendment (ZBA) Macaulay Shiomi Howson Ltd.
Employment Land Analysis KPEC Planning & Economists
Functional Servicing & Stormwater
Management Report
SCS Consulting
Land Use Compatibility Study
(Noise)/Environmental Noise Feasibility
Study
Valcoustics Canada Ltd.
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September 16, 2025 6 of 11 Report No. PDS25-090
Report Name Report Author
Transportation Impact Brief TYLin
Proposed Applications
Proposed Official Plan Amendment
The proposed OPA seeks to redesignate the subject lands from “Business Park” to
“Medium-High Urban Residential” and implement a Site-Specific Policy Area (XX).
As shown in Figure 4, the applicant proposes to redesignate the subject lands from
“Business Park” to “Medium-High Urban Residential,” with a Site-Specific Area to permit
for the development of townhouse dwelling units on a common elements condominium
road.
The Medium-High Urban Residential designation promotes a strong built form along
major roads and a smooth transition to lower-density areas. Permitted uses include all
townhouse types, apartment buildings, additional dwelling units, and compatible home
occupations within townhouses. This designation is typically located along the major
arterial roads such as Bayview Avenue, Leslie Street and Wellington Street East, near
commercial, recreational, community, and transit services.
Proposed Zoning By-law Amendment
The proposed ZBA application seeks to rezone the subject lands from site-specific
Business Park Zone to a site-specific Townhouse zone.
As shown in Figure 5, the applicant proposes to rezone the subject lands from Business
Park (BP) Zone, including Exception Zones (443) and (445) to Townhouse Dwelling
Residential (R8) Exception Zone (XXX).
The applicant has submitted a draft Zoning By-law, which is currently under staff review.
According to the Town’s Zoning By-law, Townhouses are only permitted in the R8
Residential Zone. In general, Zoning By-law standards are applied on a per lot basis,
meaning these standards typically are measured from one property line to the next
within a Plan of Subdivision. Given that this is a Townhouse condominium development,
the applicant will proceed without the need to subdivide the existing blocks. With that
said, the zoning standards will apply to the entire boundaries of each block rather than
to the individual townhouse lots. The following is a table to compare the difference
between the parent Townhouse Dwelling Residential (R8) zoning requirements (which is
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September 16, 2025 7 of 11 Report No. PDS25-090
applied on a per lot basis) with the proposed R8 Exception Zone (XXX) (which is applied
on a per block basis).
Parent R8 Zone
Requirements
Proposed R8 Exception Zone
(XXX) Standards
Permitted Uses Townhouses Townhouses
Lot Area (Min) 180 square metres 3.70 acres (total parcel basis)
Lot Frontage (Min) 30 metres (6 metres per unit) 70 metres
Front Yard Setback
(Min) 7.5 metres 6.0 metres (Addison Hall
Circle) *
Rear Yard Setback
(Min) 7.5 metres 8.5 metres (to an EP Zone)
Exterior Side Yard
Setback (Min) 6.0 metres 9.0 metres (Leslie Street)
Interior Side Yard
Setback (Min)
0 metres for interior units
1.5 metres for end units
0 metres for interior units
3.0 metres for end units
20.0 metres (to 75 Addison
Hall Circle)
Townhouse Parking
(Min) 275 spaces 366 spaces
Visitor Parking
(Min) 55 spaces 46 spaces*
Amenity Area (Min) 18 square metres per unit 10 square meters per unit*
Landscaping Strip
(Min)
3.0 metre wide continuous
landscaping strip on the
front and interior side lot
lines
20.0 metres along the easterly
property boundary
3.5 metre – 20.0 metre
variable boundary along the
north, south and westerly
property boundaries
Lot Coverage (Max) 50% 50%
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September 16, 2025 8 of 11 Report No. PDS25-090
Height (Max) 10 metres 13 metres*
Note: The proposed bylaw exceptions are highlighted and labelled with an asterisk “*”.
Final zoning performance standards will be evaluated by Staff in detail prior to
the implementing Zoning By-law Amendment being brought forward to Council
for enactment. Additional site-specific standards for the condominium blocks will
be finalized in the by-law presented at a future Committee of the Whole meeting.
Conceptual Site Plan
The conceptual Site Plan demonstrates a residential development consisting of 183
dwelling units, primarily in the form of 3-storey townhouses.
As part of the Official Plan and Zoning By-law Amendment applications, the applicant
has provided a conceptual Site Plan and Elevation drawing as shown in Figure 6 and 7.
The applicant will submit a site plan application shortly.
The conceptual Site Plan demonstrates a residential development consisting of 183
dwelling units, primarily in the form of 3-storey townhouses. The units include rear-lane
housing types, some of which feature a walk-out garage design. These units are
organized into 32 blocks, each containing between 4 and 8 units. The proposed
development will be accessed via two vehicular full movement from Addison Hall Circle,
which connect to an internal private road network.
The townhouse blocks along the south and east edges of the site have been designed
with walk-out garages. The remainder of the townhouse blocks do not provide for a
walkout garage design.
All units are connected by 1.5-metre-wide pedestrian sidewalks that provide internal
circulation and linkages to the public sidewalks along Addison Hall Circle and Leslie
Street. In addition, a parallel sidewalk is provided internally along the westerly portion of
the subject lands; however, due to the significant grade difference between the site and
Leslie Street, this sidewalk does not provide a direct connection to Leslie Street.
The applicant is proposing a total of 366 resident spaces are being provided, resulting in
an increased ratio of 2 spaces per unit. All the proposed townhouse units can
accommodate for two-cars in the garage. For the easterly townhouse blocks (Blocks
26–28) in addition to the two-car garage, the driveway can also accommodate two
additional parking spaces per unit. Visitor parking has been distributed throughout the
site, with a total of 46 spaces provided, including 8 barrier-free spaces.
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September 16, 2025 9 of 11 Report No. PDS25-090
Further technical review of the Site Plan application will continue following the
appropriate land use and zoning matters being in place. A future part lot control
exemption application and common elements Plan of Condominium application will
also be required and directed to Council for consideration.
Analysis
Department / Agency Comments
The proposed applications were circulated to all internal and external agencies for
review and comments. The following is a summary of matters that will require further
discussions on:
Conformity to the Provincial policies and other planning policies with regards to
using employment lands for residential purposes.
Review of the proposed site-specific zoning standards.
Ensuring employment job targets are met.
Availability of municipal servicing capacity.
Feasibility of providing a parkette within the proposed residential development.
Public Comments
A Community Information Meeting (CIM) was held on August 13, 2025, at the Aurora
Public Library. The meeting was attended by nine individuals, including Town Planning
staff, the property owner, the consulting team, and the Councillor for Ward 6. No formal
comments were received during the circulations at the timing of drafting of this report.
Advisory Committee Review
The Town’s Accessibility Advisor reviewed the subject applications on behalf of the
Accessibility Advisory Committee and provided no comments as it pertains to the
application. Any final review comments that need to be addressed with the Accessibility
Advisory Advisor will be done prior to the approval of the Site Plan application.
Legal Considerations
While applicants can typically appeal Official Plan and Zoning By-law Amendment
applications to the Ontario Land Tribunal for a municipality’s refusal or non-decision,
Section 22(7.3) of the Planning Act (R.S.O. 1990, c. P.13) presently prohibits such
Page 9 of 51
September 16, 2025 10 of 11 Report No. PDS25-090
appeals from being made if the proposal is made to remove lands from “areas of
employment.”
Financial Implications
There are no financial implications
Communications Considerations
A Notice of Public Planning Meeting was published in the local newspapers and posted
on the Town’s website. In addition, the notice was given by mail to all addressed
property owners within a 120-metre radius of the subject lands. Two Notice of the
Public Planning meeting signs were also posted directly on the property. Public Meeting
notification has been provided in accordance with the Planning Act.
Climate Change Considerations
When a formal Site Plan application is submitted, Staff will work with the applicant to
identify and implement sustainability measures for the proposed residential
development.
Link to Strategic Plan
The proposed Official Plan and Zoning By-law Amendments support the Strategic Plan
goal of supporting an exceptional quality of life for all through its accomplishment in
satisfying requirements in the following key objectives within this goal statement:
Strengthening the fabric of our community: Through the proposed Official Plan and
Zoning By-law Amendments on the subject lands, the application will assist in working
with the development community to ensure future growth includes housing
opportunities for everyone.
Alternative(s) to the Recommendation
1. Direct staff to report back to another Public Planning Meeting addressing any
issues that may be raised.
2. Refusal of the application with an explanation for the refusal.
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September 16, 2025 11 of 11 Report No. PDS25-090
Conclusions
Staff will continue to review the subject applications having consideration for the above
noted matters and comments received. The applicant can address the comments and
incorporate required revisions as appropriate. A recommendation report will then be
prepared for a future Committee of the Whole meeting once the technical review is
completed.
Attachments
Figure 1 – Location Map
Figure 2 – Existing Official Plan Designation (Schedule B)
Figure 3 – Existing Zoning By-law
Figure 4 – Proposed Official Plan Designation
Figure 5 – Proposed Zoning By-Law
Figure 6 – Conceptual Site Plan
Figure 7 – Conceptual Elevations
Figure 8 – Plan 65M-4650
Figure 9 – Employment Area
Previous Reports
None.
Pre-submission Review
Agenda Management Team review on September 4, 2025
Approvals
Approved by Marco Ramunno, Director, Planning and Development Services
Approved by Doug Nadorozny, Chief Administrative Officer
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PLAN 65M-4650
APPLICANT: AURORA-LESLIE DEVELOPMENTS INC.
FILES: OPA-2025-06 & ZBA-2025-06
FIGURE 8
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Page 19 of 51
Page 20 of 51
Public Planning Meeting25 & 55 Addison Hall CircleApplication: Official Plan and Zoning By-law AmendmentApplicant: Town of AuroraLocation: 25 & 55 Addison Hall Circle File Number: OPA-2025-06; ZBA-2025-06September 16, 2025Page 21 of 51
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESLocationSubject Property: 25 & 55 Addison Hall CircleTotal Size: •25 Addison Hall Circle•2.73 hectares (6.74 acres) •55 Addison Hall Circle•1.70 hectares (4.20 acres)•Combined total of 4.43 hectares (10.92 acres) Total Frontage:•260 metres (853 feet) along Addison Hall Circle; and•150 metres (492 feet) along Leslie StreetPage 22 of 51
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Official Plan DesignationOfficial Plan Designation: “Business Park”•The subject lands are designated “Business Park” under Schedule B of the Official Plan•The “Business Park” designation surround the subject lands to the North and East•“Medium-High Urban Residential” and “Mixed-Use” designations are present on the west side of Leslie Street•“Environmental Protection” lands are immediately South and extends to the West side of Leslie StreetPage 23 of 51
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESEmployment AreasGrowth Management: •The Town’s current employment base of 29,600 in 2021, represents a need to accommodate approximately 12,000 additional jobs by 2051•Section 11.3.1 f) of the OP requires that development within Employment Areas be planned to achieve a minimum density of 55 jobs per hectare within the developable areaPage 24 of 51
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Zoning •The intent of the E-BP zone is to support a wide range of high-quality employment uses•Exception Zone (443):Permits medical offices/clinics uses. Established specific building, siting, and landscaping requirements•Exception Zone (445): Permits motor vehicle repair garages, medical offices/clinics, religious institutions, restaurants, and commercial or private schools uses. Established specific building, siting, and landscaping requirementsComprehensive Zoning By-law 6000-17: “Business Park (BP) Exception Zone (443),” “Business Park (BP) Exception Zone (445),” and “Business Park (BP)”Page 25 of 51
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Official Plan •“Medium-High Urban Residential” and implement a Site-Specific Policy Area (XX)”•Medium-High Urban Residential designation permits for townhouse dwelling units.•Site-Specific Area to permit for the development of townhouse dwelling units on a common elements condominium road.Proposed Official PlanPage 26 of 51
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Zoning •Townhouse Dwelling Residential (R8) Exception Zone (XXX)•R8 Site Specific provisions includes the following:•Increased maximum height•Reduced front yard setback•Reduced amenity area•Reduced visitor parkingProposed Zoning By-lawPage 27 of 51
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProjectConceptual Site Plan•183 dwelling units, organized into 32 blocks, each containing between 4 and 8 units•Vehicular full movement access from Addison Hall Circle, which connects to an internal private road network•Two parking spaces per unit within the garage (Pink Units)•Easterly blocks can accommodate for a two-car garage, and two cars on the driveway (4 parking spaces per lot)•46 visitor spaces provided, including 8 barrier-free spacesPage 28 of 51
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESConceptual RenderingExamples from the Urban Design BriefPage 29 of 51
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESApplication Review Staff have identified the following matters to be addressed:•Conformity to the Provincial policies and other planning policies with regards to using employment lands for residential purposes•Review of the proposed site-specific zoning standards•Ensuring employment job targets are met•Availability of municipal servicing capacity•Feasibility of providing a parkette within the proposed residential development•All technical matters will be addressed through the Site Plan Approval processPage 30 of 51
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESNext Steps Next Steps in the Planning process:•Receive Council feedback and when appropriate, a staff report with recommendations will be presented at a future Committee of the Whole Meeting for consideration•All interested parties will be notified of updates relating to the subject application•Any further planning applications will be subject to the approval of the land use amendments as presented tonightPage 31 of 51
Thank youFor any questions please contact:Antonio GrecoSenior Planneragreco@aurora.ca365-500-3103Page 32 of 51
Promenade Centre: Living Well25 & 55 Addison Hall CircleStatutory Public MeetingSeptember 16th, 2025Official Plan & Zoning By-law AmendmentFile Nos. OPA-2025-06; ZBA-2025-06Aurora-Leslie Developments Ltd.Treasure Hill HomesPage 33 of 51
Subject Site255 Addison Hall Circle25 Addison Hall CirclePage 34 of 51
Site ContextAddison Hall Business ParkEmployment LandsEnvironmentally Protected Area Water TowerSmart Centres PlazaResidential CommunityResidential Community3Page 35 of 51
Plan of Subdivision4Page 36 of 51
Area PhotosView West –West side of Leslie View South – Site and EP landsView North – Northeast Corner Addison Hall Circle & Monarch Pk Gate5View Northwest – Intersection ofLeslie St and Addison Hall CirclePage 37 of 51
PRE-CONSULTATION MEETINGAPPLICATION DEEMED COMPLETE & CIRCULATED FOR COMMENTSSTATUTORY PUBLIC MEETINGRESUBMISSIONAND CIRCULATIONSTAFF RECOMMENDATION REPORT TO COUNCILAPRIL 10, 2025JULY 8,2025WE ARE HEREAUG 12,2025COMMUNITY INFORMATIONMEETING Project TimelineSEPT 16,20256Page 38 of 51
Provincial Planning Statement (2024)2022 York Region Official Plan Town of Aurora Official Plan (Jan 2024)Town of Aurora Official Plan (Sept 2010)Policy Context7Page 39 of 51
Region of York Official PlanSite is currently designated as “Employment Area” within the “Urban Area” Existing Employment AreaUrban Area8Page 40 of 51
Aurora Official Plan 2024 Schedule ‘A’ Town StructureSite designated “Employment Area”Proposed“Residential Designated Greenfield Area” Residential Designated Green Field Area Employment Area9Page 41 of 51
Aurora Official Plan 2024 Schedule ‘B’ Land Use PlanSite designated “Business Park”Proposed“Medium-High Urban Residential”Business ParkMedium-HighUrban Residential 10Page 42 of 51
Existing Zoning: By-law 6000-17Site zoned:Business Park Exception E-BP(443) Business Park Exception E-BP(445)Business Park (BP)Proposed Rezoning: Townhouse Dwelling Residential Exception (R8-xx) Zone 11Page 43 of 51
Conceptual Site Plan•4.43ha (10.94 acres)•183 dwelling units•3-storey townhouses12•2-car garage with rear orinterior lane access•2 full moves accesses•20 m landscape buffer•41.3 units per hectarePage 44 of 51
Proposed Built Form13Avant Urban Townhomes - Side Rd 5, Caledon, ON L7E 2X7 Page 45 of 51
Employment Land ConversionPPS, RYOP, 2024 Town OP & 2010 Town OP allow for removal of employment lands for non-employment uses provided criteria are met:Need for conversionSufficient land available for long-term employment usesDoes not adversely affect overall viability of employment area Existing or planned infrastructure & public service facilities availableDoes not negatively impact provision of jobs and long-term economic growthLands are not identified as “provincially significant”14Page 46 of 51
Background StudiesFunctional Servicing & Stormwater Management ReportEmployment Land AnalysisLand Use Compatibility Study (Noise) / Environmental Noise Feasibility StudyUrban Design BriefTraffic Impact Study15Page 47 of 51
SummaryProposed Conversion from “Employment Area” to permit residential uses183-unit condominium townhouse dwelling unitsOfficial Plan Amendment:Redesignate from “Business Park” to “Medium-High Urban Residential”Zoning Amendment:Rezone from“Business Park Exception E-BP(443)”, “Business Park Exception E-BP(445)” and “Business Park (BP)”to“Townhouse Dwelling Residential Exception (R8-xx) Zone” Employment Land Analysis has been completed in support of the proposed change to residential usesSupports complete communities and efficient land use16Page 48 of 51
Next StepsReceive departmental/agency circulation commentsReceive and address comments from this meetingRevise plans and/or reports to address technical comments; resubmit for additional reviewStaff Recommendation Report to Council17Page 49 of 51
Questions?Thank You!18Page 50 of 51
The Corporation of The Town of Aurora By-law Number XXXX-25 Being a By-law to confirm actions by Council resulting from a Council Public Planning meeting on September 16, 2025. The Council of the Corporation of The Town of Aurora hereby enacts as follows:
1. That the actions by Council at its Council Public Planning meeting held on
September 16, 2025, in respect of each motion, resolution and other action
passed and taken by the Council at the said meeting is hereby adopted,
ratified and confirmed.
2. That the Mayor and the proper officers of the Town are hereby authorized
and directed to do all things necessary to give effect to the said action or to
obtain approvals where required and to execute all documents as may be
necessary in that behalf and the Clerk is hereby authorized and directed to
affix the corporate seal to all such documents.
Enacted by Town of Aurora Council this 16th day of September, 2025.
Tom Mrakas, Mayor
Ishita Soneji, Deputy Town Clerk
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